HomeMy WebLinkAboutPRE_StaffComments_240718_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Nick's Magnificent
700 S Grady Way (APN 1923059096)
PRE24-000182
July 18, 2024
Contact Information:
Planner: Andrew Van Gordon, 425-430-7286, avangordon@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies to engineers, architects, and contractors who will work on the project. You will
need to submit an PDF copy of this packet when you apply for land use and/or
environmental permits.
When the project application is ready for submittal, you may email the project planner to
start the prescreen process. Similarly, you may contact the assigned planner if there are any
questions regarding submittal requirements.
The pre-application meeting is informal and non-binding. The comments provided on the
proposal are based on the codes and policies in effect at the time of review. The applicant is
cautioned that the development regulations are regularly amended and the proposal will be
formally reviewed under the regulations in effect at the time of project submittal. The
information contained in this summary is subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services
Director, Development Engineering Director, Department of Community & Economic
Development Administrator, Public Works Administrator and City Council).
M E M O R A N D U M
DATE: July 3, 2024
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Grady Way Family Center
1. The fire flow is unchanged from the existing building. No new fire hydrants are
required.
2. Fire impact fees are applicable however the new proposed use fee is less than the
existing use fee, so no new fees would apply in this case.
3. Fire sprinkler and fire alarm systems shall be updated and maintained. Separate plans
and permits are required to be submitted to the fire department for review and
permitting for all systems.
The change of use will trigger full fire alarm system requirements throughout the entire
facility to meet current city ordinances. Fire alarm system shall be fully addressable and
full smoke detection coverage is required. Again, the existing facility fire alarm system is
of minor coverage and shall require substantial upgrades to meet the proposed new
use.
4. Fire department apparatus access roadways and existing on-site fire lanes are adequate
as they exist and shall be maintained.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 17, 2024
TO: Andrew Van Gordon, Planning
FROM: Michael Sippo, Development Engineering
SUBJECT: Nick’s Magnificent
700 S Grady Way
PRE24-000182
I have completed the review for the above-referenced proposal located at parcel(s) 1923059096. The
following comments are based on the pre application submittal made to the City of Renton by the
applicant. The Applicant is proposing reusing the existing building under an A3 Occupancy for 5
playground areas, a kitchen and dining area and various seating areas with a lobby and restrooms. The
proposal will include covering a small porte cochere to become a part of the heated area.
EXISTING SITE CONDITIONS
WATER Water service is provided by the City of Renton. This site is in the 196-pressure zone and is
located within the five-year capture zone (Zone 2) of the City’s wellhead protection areas. There is an
existing 12-inch water main in S Grady Way that can deliver 3,500 gpm. Please refer to city water project
plans no. W-2122. The static water pressure from the above water mains is approximately 72 psi at
ground elevation of 28 feet. There are existing water services to the existing building, on site:
• A 1.5-inch domestic water meter.
• A 1-inch landscape irrigation meter.
• A 6-inch fire sprinkler supply line to the building near the northeast corner of the existing
building with a double detector check valve assembly (see record drawings W-3127).
SEWER Sewer service is provided by City of Renton. There is an existing 3-inch diameter sewer force
main (see City plan no. S-2122) located along the south property line. There is also an existing 2-inch
diameter sewer force main (see City plan no. S-2254) and pump station serving the building, located
near the northeast corner of the building.
STORM There is an existing storm water system within the property (see City plan no. 2254). The site
topography is generally flat, with minor sloping towards the street on both frontages.
STREETS The proposed project fronts S Grady Way along the south property line. S Grady Way is
classified as a 6-lane Principal Arterial. The existing Right-of-Way (ROW) width is 90 to 100 feet,
according to the Assessor’s Map. The proposed project fronts Shattuck Avenue S along the west
Nick’s Mignificent – PRE24-000182
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July 17, 2024
property line. Shattuck Avenue S is classified as a 4-lane Collector Arterial. The existing ROW width
varies along Shattuck Avenue S, according to the Assessor’s Map.
CODE REQUIREMENTS
WATER
Based on the review of project information submitted for the pre-application, Renton Regional Fire
Authority has determined that the fire flow demand for the proposed project will remain unchanged
from the existing use.
1. The existing building is adequate for domestic, fire, and irrigation services and we do not
propose any updates for the system. The applicant to provide updated testing for all of their
backflow prevention devices to be completed prior to occupancy. The applicant can send their
updated test reports to backflow@rentonwa.gov, or on https://renton.backflowcenter.com/ if
they already have a an account. All information provided here
https://www.rentonwa.gov/city_hall/public_works/utility_systems/water_utility_engineering/c
ross_connection_control_program.
2. Based on the information provided with the pre-application submittal documents, the following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
• Since the proposal proposes a restaurant/kitchen use, the existing DCVA shall be replaced
with an RPBA backflow assembly. The RPBA shall be installed inside an above ground,
heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building
if a drainage outlet for the relief valve is provided and the location is pre-approved by the
City Plan Reviewer and City Water Utility Department.
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
4. In development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2024 Development Fees Document on the City’s
website. Fees will be charged based on the rate at the time of construction permit issuance.
• None anticipated.
SEWER
1. It is strongly recommended that the applicant CCTV’s the building side sewer and provide
assessment of existing force main system and to determine its quality.
2. A grease trap/interceptor is required for any commercial kitchen.
3. Due to no change in the water meters onsite, no sewer system development charges are
anticipated.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design
Manual (SWDM) may be required depending on the extent of outside work to occur. Based on
the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area
matching Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A
– Flow chart to determine the type of drainage review required in the RSWM. All stormwater
Nick’s Mignificent – PRE24-000182
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July 17, 2024
improvements as per the drainage review along with stormwater improvements in the frontage
are required to be provided by the developer.
2. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). In this zone facilities that
allow runoff to have direct contact with the soil, and open channel conveyance systems that are
not concrete lined, may require a liner per Section 6.2.4 of the RSWDM.
3. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM
and shall account for the total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite tributary areas.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or
water quality vault.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit application.
6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration
rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and
Appendix C shall be included in the report. The report should also include information concerning
the soils, geology, drainage patterns and vegetation present shall be presented in order to
evaluate the drainage, erosion control and slope stability for site development of the proposed
plat. The applicant must demonstrate the development will not result in soil erosion and
sedimentation, landslide, slippage, or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will disturb more than one acre.
9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details is available online on the City of Renton website.
10. The 2024 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00. This is payable prior to issuance of the construction permit.
This fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. The project is proposing to convert a porte cochere to an indoor heated space and outside parking
lot work. In accordance to RMC 4-6-060, new construction and/or additions in excess of $175,000
are required to construct frontage improvements (interior and life-safety fire improvements do
not count towards threshold). The summary below (items 2-7) is the codified requirements in the
event that the construction exceeds this threshold. If the improvements are below the $175,000
threshold, the project is only required to bring existing ADA parking spaces and accessible route
of travel from the right-of-way up to current ADA standards and provide a traffic impact analysis
and/or scoping memorandum.
Nick’s Mignificent – PRE24-000182
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July 17, 2024
2. S Grady Way is classified as a 6-lane Principal Arterial. Per RMC 4-6-060, 6-lane Principal Arterials
are required to have a minimum ROW width of 113 feet, consisting of the following: 76 foot paved
width, 0.5 foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of
clear space at back of sidewalks. Street lighting and storm water improvements on the public
street frontages are applicable.
a. King County Metro RapidRide I-Line: There is an active Civil Permit nearing permitting for
the widening of Grady Way S (see latest Civil Plans under C21001128). This project will be
required to provide frontage improvements (as specified in sub-bullet b, below) from the
new curb location to be installed by King County Metro. Applicant is encouraged to
contact the I-Line Program Manager, Janine Robinson, at (206) 477-7563, or
janirobinson@kingcounty.gov for more information and for latest set on civil plans.
b. Frontage Improvements: Renton City Council adopted the Rainier/Grady Junction TOD
Subarea Plan on Nov. 22, 2021. This plan outlines a new street section for this section of
Grady Way S, consisting of the following improvements, behind the new curb (installed
by King Count Metro): 10-foot-wide planter strip, 16-foot wide shared use path, varying
landscape strip at back of shared use path. Street trees, street lighting, and storm
drainage improvements will also be required. Dedication to back of shared use path will
be required, pending field survey.
3. Shattuck Avenue S is classified as a 4-lane Collector Arterial. Per RMC 4-6-060, 4-lane Collector
Arterials are required to have a minimum ROW width of 94 feet, consisting of the following: 57
foot paved width, 0.5 foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks,
and 2 feet of clear space at back of sidewalks. Street lighting, street trees, and storm water
improvements on the public street frontages are applicable. Dedication to accommodate these
improvements will be required, pending field survey.
4. Minimum 35-foot property corner radius is required at the intersection of S Grady Way and Talbot
Road S. Property corner dedication meeting City code is required to be provided.
5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
6. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.4.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains
at the lower end with positive drainage discharge to restrict runoff from entering the
garage.
c. Driveways shall not be closer than 5-feet to any property line.
7. Lighting plans and photometrics are required to be submitted with the land use application and
will be reviewed during the construction utility permit review. Street lighting and street trees
are required to meet current city standards.
8. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from
the site and onsite traffic circulation. The study shall include trip generation and trip distribution
for the project for both AM and PM peak hours.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
10. The transportation impact fee is based on the type of land use. For a list of uses and fees
associated with the use, please see the City’s Fee Schedule. Transportation impact fees are subject
to change based on the year the building permit is applied for.
Nick’s Mignificent – PRE24-000182
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July 17, 2024
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 18, 2024
TO: Pre-Application File No.24-000182
FROM: Andrew Van Gordon, Associate Planner
SUBJECT: Nick's Magnificent – 700 S Grady Way (APN 1923059096)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The project site is located at 700 S Grady Way (APN 1923059096). The applicant
proposes to establish a “recreational facilities, indoor, new” use. Interior playgrounds, arcade,
prize area, food area and restrooms are proposed. As part of the project an approximately 1,500
square foot existing exterior covered drop-off area would be enclosed and used for an interior
expansion of the approximately 8,186 square foot building. The site has public street frontage on
S Grady way to the south and Shattuck Ave S to the west. Three (3) curb cuts currently exist: one
(1) from Shattuck Ave S and two (2) from S Grady Way. The eastern curb cut from S Grady Way is
proposed to be moved further east while the other two (2) are proposed to remain. One hundred
thirty-two (132) parking stalls are proposed.
Current Use: The lot is located within the Commercial Arterial (CA) zone and within the Auto Mall
Area B overlay district. The site is approximately 92,347 square feet (2.11 acres). The existing site
is improved with a “vehicles sales, small” use (Tesla dealership) which includes an existing building
and associated surface parking/car storage. Per City of Renton (COR) Maps, the site is within a
High Seismic Hazard Area and Zone 2 Downtown Wellhead Protection Area.
1. Zoning /Land Use Designation, and Overlays: The subject property is located within the
Commercial Arterial (CA) zoning classification and Commercial & Mixed Use (CMU) land use
designation. The CMU designation is intended to implement the CA zone. The purpose of the
CA zone is to evolve from “strip commercial” linear business districts to business areas
characterized by enhanced site planning and pedestrian orientation, incorporation efficient
parking lot design, coordinated access, amenities and boulevard treatment with greater
densities. The CA Zone provides for a wide variety of retail sales, services and other
Nick's Magnificent
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July 18, 2024
commercial activities along high-volume traffic corridors. Residential uses may be integrated
into the zone through mixed-use buildings.
The proposal is for a “recreational facilities, indoor, new” to be established. Within the CA
zone this use is permitted. Additionally, this use is permitted within Auto Mall Area B.
2. Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CA standards” herein).
Building Standards – The CA standards permit a maximum lot coverage for buildings to be
65% of the total lot area or 75% if parking is provided within the building or within an on-site
parking garage. The allowed height is 50 feet (50’) except 70 feet (70’) for vertically mixed-
use building (commercial and residential). Heights may exceed the zone’s maximum height
with a Conditional Use Permit. In no case shall building height exceed the maximum allowed
by the Airport Related Height and Use Restrictions for uses located within the Airport
Influence area and Safety Compatibility Zones.
Per the submitted documents the building would encompass 9,691 square feet or
approximately 10.5 percent (10.5%) of the lot area. Elevations were not provided. New
development would need to show compliance with maximum building coverage and height
regulations of the zone at the time of land use application.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line. The required setbacks for the CA zone are: Front yard and secondary front
yard: 15 feet, Maximum front yard and secondary front yard: 20 feet; Rear: none, unless the
CA lot abuts a lot zoned residential, then 15 feet; Side: none unless the CA lot abuts or is
adjacent to a lot zoned residential then 15 feet.
The building is currently not meeting required zoning setbacks. The project is a corner lot: S
Grady is the front and Shattuck Ave S is a secondary front yard. As shown on the submitted
site plan, after dedication along S Grady Way, the building would be approximately 15 feet
(15’) from the S Grady Way right-of-way (ROW). However, the building would be greater
than 20 feet from the ROW of Shattuck Ave S and exceeds the 20-foot (20’) maximum
secondary front yard setback. As such, this means the building is nonconforming to existing
zoning standards.
Nonconforming Structures – The cost of alterations, remodels, or renovations of a legal
nonconforming structure, except single family dwellings, shall not exceed an aggregate cost
of forty percent (40%) in twelve (12) months or sixty percent (60%) in forty-eight (48) months
of the value of the structure, based upon its most recent assessment or appraisal, unless the
changes make the structure more conforming, or are used to restore to a safe condition any
portion of a structure declared unsafe by the Building Official. Mandatory improvements for
fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count
towards the cited monetary thresholds. Alterations, remodels, or restoration work shall not
result in or increase any nonconforming condition unless permitted by RMC 4-10-050A.4,
Limits on Enlargement.
3. Refuse and Recycling Areas: In non-residential developments, a minimum of three (3) square
feet per everyone thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000)
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July 18, 2024
square feet of building gross floor area shall be provided for refuse deposit areas. A total
minimum area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas. Refuse and recyclables deposit areas and collection points may be allocated to
a centralized area, or dispersed throughout the site, in easily accessible areas for both users
and hauling trucks.
A refuse and recycling area was not identified in the submitted materials. Compliance with
the refuse and recycling standards would be reviewed with the land use application. See
RMC 4-4-090, Refuse and Recyclable Standards for full requirements.
*Note – HB 1799 will require organic waste separation; onsite waste like produce and other
food items can be donated or included as part of waste collection. The new legislation will go
into effect in three (3) phases: 2024, 2025, and 2026.
4. Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be
landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape
width required along street frontages is 10 feet and shall contain trees, shrubs, and
landscaping. Street trees in the ROW planter will also be required. Landscaping may include
hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc.
Minimum planting strip widths between the curb and sidewalk are established according to
the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a
minimum, groundcover are to be located in this area when present. Street trees shall be
planted in the center of the planting strip between the curb and the sidewalk at the following
intervals; provided, that, where right-of-way is constrained, irregular intervals and slight
increases or decreases may be permitted or required. Additionally, trees shall be planted in
locations that meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire
hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree
List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30')
on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized
maturing trees: fifty feet (50') on center. Parking lots shall have perimeter landscaping
meeting the requirements of RMC 4-4-070H.4. Surface parking lots with more than 14 stalls
shall be landscaped with planting and trees as identified in RMC 4-4-070F.6.b. Fifteen (15) to
50 stalls requires 15 square feet of interion planting per space. Interior landscaping shall meet
the requirements of RMC 4-4-070H.5.
Landscape requirements of this section would be applicable if the pro ject requires
improvements equal to or greater than 50% of the assessed property valuation, or if the
addition to the existing building increases the gross square footage of the building by
greater than one-third (1/3).
5. Significant Tree Retention: A review of COR Maps shows that there are mature trees on the
site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along
with an arborist report, tree retention plan and tree retention worksheet shall be provided
with the formal land use application as defined in RMC 4-8-120. The tree retention plan must
show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree
Retention and Land Clearing Regulations for further general and specific tree retention and
land clearing requirements.
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July 18, 2024
In addition to retaining a minimum of 30% of existing significant trees, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Compliance with requirements would be verified at the time of land use application review.
6. Fences/Retaining Walls: Within commercial zones the maximum height of any fence, hedge,
or retaining wall shall be eight feet (8’). In addition the maximum height of any fence, hedge,
or retaining wall within the front yard and secondary front yard shall not exceed 48 inches
(48”) in height within 15 feet (15’) of the front yard property line or within any part of the
clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded
vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required
landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street
on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-
070F1, the site shall be brought into conformance.
Compliance with requirements would be verified at the time of land use application review.
7. Parking/Access: The applicant proposes to use the existing surface parking and driveways.
Three (3) existing driveway are present: one (1) from Shattuck Ave S and two (2) from S Grady
Way. The Shattuck Ave S and the western driveway on S Grady Way are proposed to be
retained in their existing location. The eastern driveway on S Gray Way is proposed to be
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July 18, 2024
moved 55 feet (55’) further east on S Grady Way and be 30 feet (30’) in width. Within the CA
zone a connection shall be provided for site-to-site vehicle access ways to allow a smooth flow
of traffic across abutting CA lots without a need to use a street. Access may compromise the
aisle between rows of parking stalls but is not allowed between a building and a public street.
Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage.
There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more
than one (1) driveway on property under single ownership or control and used as one
premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more
than one (1) driveway for each 165 feet (165’) of street frontage serving any one property.
For each 165 feet (165’) of additional street frontage another driveway may be permitted.
Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow
a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope,
upon proper application in writing and for good cause shown, which shall include, but not be
limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a
variance from the Administrator is required.
Bicycle Parking – The number of bicycle parking spaces shall be equal to 10 percent (10%) of
the number of required off-street vehicle parking spaces for all uses except attached
dwellings. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less
than an overhead clearance of seven feet (7'). Bicycle parking shall be conveniently located
with respect to the street right-of-way and must be within fifty feet (50') of at least one main
building entrance, as measured along the most direct pedestrian access route.
Upon a change of use, if the number of stalls needed for the new use exceeds the actual
number of legally existing stalls on site by a percentage equal or greater than shown in the
chart below, all of the stalls required of the new use shall be provided.
Existing Stalls Percentage Threshold
1 – 10 140%
11 – 30 130%
31 – 60 120%
61+ 110%
The applicant did not indicate the amount of parking currently existing on the site. A
minimum and maximum of 1.0 stalls per occupant based upon 50 percent (50%) of the
maximum occupant load as established by the adopted Building and Fire Codes of the City
of Renton is required for a “recreational facilities, indoor, new” in the CA zone. Based on the
occupancy the number of stalls may be required to revised. Site-to-site vehicle access will
need to be made to all abutting sites as they are within the CA zone. Revisions to the parking
area will require compliance with applicable regulations, such as aisle width, stall size etc.
See RMC 4-4-080, Parking, Loading and Driveway Regulations for full requirements.
Compliance with requirements would be verified at the time of land use application review.
8. Critical Areas: According to COR Maps, the site is within a High Seismic Hazard Area and Zone
2 Downtown Wellhead Protection Area. The overall purpose of the wellhead protection
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regulations is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. Some uses are restricted that store, handle, treat, use,
or produce substances that pose a hazard to groundwater quality. Development within high
seismic hazard areas require a geotechnical study completed by a licensed professional.
Due to the presence of geological hazards, a geotechnical study will be required at the time
of land use application review. The study shall specifically address if the proposal will not
increase the threat of the geological hazard to adjacent or abutting properties beyond pre-
development conditions; and the proposal will not adversely impact other critical areas; and
the development can be safely accommodated on the site. It is the applicant’s responsibility
to determine whether any other critical areas are present on the site prior to formal land
use application.
9. Environmental Review: The proposal would require environmental review pursuant to the
State Environmental Policy Act (SEPA). The project is a change of use that is greater than 4,000
square feet in an existing building that exceeds 4,000 square feet and therefore WAC 197-11-
800(3) does not apply. An Environmental Checklist must be submitted with the proposal and
the City’s Environmental Review Committee is required to issue a Threshold Determination
prior to any issuance for permits on the site.
10. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CA zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding area. Site
plan review ensures quality development consistent with City goals and policies. Site plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure
compatibility with potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3.
11. Permit Requirements: The proposal requires an Administrative Site Plan Review and an
Environmental Review. The application would be reviewed within an estimated time frame of
six to eight weeks. The 2024 fees would total $5,071.50 ($3,030.00 Administrative Site Plan
Review Permit + $1,800.00 Environmental Review + $241.50 Technology Fee (5%) =
$5,071.50). Each modification request is $290.00. A 5% technology fee added to the total cost
of the reviews would also be assessed at the time of land use application. All fees are subject
to change. Other informational applications and handouts can be found on the City’s Digital
Records Library. The City requires electronic plan submittal for all applications. Please refer
to the City’s Electronic File Standards.
12. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of
submittal requirements and may be modified in cases where additional information is
required to complete the review of an application. In addition, non-applicable submittal
requirements may be waived. The applicant should contact the assigned Project Manager if
there are any questions regarding submittal requirements.
13. Public Information Sign: Public Information Signs are required for all Type II and Type III Land
Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the
public of potential land development, specific permits/actions being considered by the City,
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and to facilitate timely and effective public participation in the review process. The applicant
must follow the specifications provided in the public information sign handout. The applicant
is solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
14. Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2024 impact fees are as follows:
• A Fire impact fee of $0.42 for leisure activities per square foot;
• A transportation impact fee of $8,031.94 per net new p.m. peak hour person vehicle trip
(Proposed – Existing), per p.m. peak hour person vehicle trip;
A handout listing all of the City’s Development related fees is available for your review at
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe
nton
15. Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Andrew Van Gordon, Associate Planner, at 425-430-7286 or avangordon@rentonwa.gov to
submit prescreen materials and subsequent land use application.
16. Expiration: Upon approval, the site plan review permit approval shall expire within two (2)
years unless other time limits are prescribed elsewhere in the Renton Municipal Code or state
law. A single two (2) year extension may be granted for good cause by the Administrator. The
Administrator may determine at their discretion that a public hearing before the Hearing
Examiner is required for such extension. It is the responsibility of the owner to monitor the
expiration date.
1Andrew Van Gordon
From:Robert ShueySent:Tuesday, June 18, 2024 4:15 PMTo:Andrew Van GordonSubject: PRE24-000182 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1Andrew, Below are my comments on this project: